Corner Lot Duplex Investment
For Sale
$140,000
600 N 4th Street, Eunice, LA 70535
MULTI_FAMILY - Eunice, LA
Property Size1,654 SF
Lot Size0.16 Acres
Price / SF$84.64
Days on Market227
Property Features for 600 N 4th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 1
Parking
4
Parking features
Parking Lot
Appliances
Electric Range
Subdivision
Bacci Addition
Lot features
Corner Lot
Elementary school
Call School Board
Middle school
Call School Board
High school
Call School Board
Elementary school district
St Landry Parish
Middle school district
St Landry Parish
High school district
St Landry Parish
Directions
From Hwy 190/Laurel Ave, turn onto N 4th Street. Pass St. Edmund High School, Duplex will be on corner of N 4th St and Camellia Ave.
Standard status
Active
APN
0600054100 02
Size
1,654 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
The W/2 of Lots 1 & 2 (44x71 each) Blk 7 Bacci Add
Legal Description
The W/2 of Lots 1 & 2 (44x71 each) Blk 7 Bacci Add
Utilities
Water source
Public
Building Details
Floors in Building
1
Number of units
2
Building materials
Aluminum Siding
Roof type
Metal
Listing Agency:
DCG/Aguillard Realty
(337) 457-9385
Listed By:
Raymond A Aguillard · License #59516
(337) 580-3705
Added: Jan 7
Changed: Jul 25
Last Checked: Aug 22 at 12:06PM
MLS# 2500006869
Copyright © 2026 Realtor Association of Acadiana. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex in Eunice offers two separate, approximately 800 square foot units, each with 2 bedrooms and 1 full bathroom. Both units are equipped with mini-split systems for heating and cooling, providing individual climate control. The property sits on a corner lot and includes on-site parking for tenant convenience.
The building is located within Eunice city limits at 600 N 4th Street (St. Landry Parish). Its corner-lot layout supports straightforward access for residents and vehicles, and the setting places it near local amenities, schools, and shopping.
For buyers seeking a residential income property, this configuration provides a practical two-unit setup with comparable floorplans and independently controlled mechanical systems. Its duplex structure can appeal to owners who want an income-producing property with two rental units under one roof, while still keeping each unit’s living space and bathroom arrangement separate.
The building is located within Eunice city limits at 600 N 4th Street (St. Landry Parish). Its corner-lot layout supports straightforward access for residents and vehicles, and the setting places it near local amenities, schools, and shopping.
For buyers seeking a residential income property, this configuration provides a practical two-unit setup with comparable floorplans and independently controlled mechanical systems. Its duplex structure can appeal to owners who want an income-producing property with two rental units under one roof, while still keeping each unit’s living space and bathroom arrangement separate.
Key Highlights
- Duplex in Eunice city limits with two separate units, each approximately 800 SF
- Each unit offers 2 bedrooms and 1 full bathroom
- Both units have mini‑split systems for heating and cooling
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$9,503
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.79%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$190,060
$190.1K
Cap Rate 7%
$135,757
$135.8K
Cap Rate 9%
$105,589
$105.6K
Market Conditions
NOI Build-Up for 1,654 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$14.3K $8.64/SF
− Vacancy
−$715 −$0.43/SF
EGI
$13.6K $8.21/SF
− OpEx
−$4.1K −$2.46/SF
NOI
$9.5K $5.75/SF
Area
St. Landry County, LA
Vacancy
5.00%
Lease Rate
$8.64 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$190,060
Cap Rate 7%
$135,757
Cap Rate 9%
$105,589
Alternative Uses
Best Use
Multifamily LT 5
$135.8K
$118.8K – $158.4K
NOI $9,503 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$125.3K
$109.6K – $146.2K
NOI $8,769 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$249.5K
$218.3K – $291.1K
NOI $17,466 @ 7.0% cap · market cap 12.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
485
Businesses Nearby
Explore this area
Business Placement
Demographics for 70535, LA
17,292
Population
7,749
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
80%
High-School Grad
160.6 sq mi
ZIP Area
108
Density / Sq Mi
$44,804
Median Household Income
$38,598
Median Earnings
$789
Median Rent
$161,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two 2-bedroom units on a corner lot with mini-split heating and cooling and on-site parking.
Where is this duplex located?
The property is located at 600 N 4th Street Eunice, LA.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: Duplex in Eunice city limits with two separate units, each approximately 800 SF; Each unit offers 2 bedrooms and 1 full bathroom; Both units have mini‑split systems for heating and cooling
